Having a Maintenance Program

Nothing ruins a barbecue backyard party than an ant, a cockroach or some other beetle decides to make an appearance. Having these pests in your garden will definitely lead to the demise of your plants and shrubs. The dream to get a greener lawn by controlling outdoor pests is achievable and not that hard to do. You should consider having a garden maintenance program to keep the numbers of these pests in control. You can either let a professional garden maintenance firm do it or go the DIY way and do everything yourself.

Addressing the Issues

The first issue to address here is to assess the infestation of the pests. If you feel that the numbers are fairly manageable then go ahead and fix it yourself. Going online and searching the Internet for ways to eliminate these creatures can be one of the things that you can do if you do not have any idea on how to go about it. However if you feel that the infestation is quite severe then it might be better for you to contact a professional to do the dirty work for you. They will know how to go about the issue in tackling the pests that has ruined your garden and salvage whatever that they can. This way you are sure that you will get greener lawn by controlling outdoor pests after these people have treated and worked on your garden.

After you have assessed the present condition of the garden and decided on whether to seek the help of a professional or do it by yourself, the next step is to choose the kind of treatment to use. You can choose to go all natural or use chemicals treat your garden.

If you decide to get a greener lawn by controlling outdoor pests through the DIY route, it is best to go for natural products. This way, you do not have to worry about your kids being harmed by these products. There are many things that you can use to eliminate these pests many of which can be found in your kitchen. Items such as chilies, garlic cloves, spearmint leaves and cornmeal are some of the items that you can use to eliminate ants.

However if you want to save yourself the trouble and still get a greener lawn by controlling outdoor pests then it is advised for you to get a professional. They have all the chemicals, tools and other things that are necessary to keep these critters under control. You do not have to sweat it out just so you can get your garden back.

Grab a pen and pad of paper so you can take a few notes and write your thoughts down while we guide you through capturing the vision of your new, low maintenance dream lawn, landscape or putting green.

1. What does the area look like to you when it’s finished?

To help you visualize, you might get a hold of garden and landscape magazines and flip through them. Go to home shows to see the exhibits, visit garden and landscape websites and watch programs on TV to help stimulate ideas! Even driving around the local area to see what you are drawn to in other landscape designs can help you build a pallet of ideas upon which to draw up your wish list for your new project.

o Thinking things through before you call for an estimate will help you describe to your designer or contractor exactly what you want in the area and, most importantly, it will help them to visualize appropriate solutions to fit your wants and the site’s needs – they are, after all, there to help put their expertise and know how to work for YOU to help build YOUR dream project.

To locate a professional designer in your area, check online with the APLD – Assoc of Professional Landscape Designers for someone near you, in the US.

o Important items to consider that can affect artificial grass cost of installation:

? Access to the job site – stairs, slopes and other obstructions create delays and increase labor charges

? The site’s preparation needs will determine almost 30% of the cost of your job. Demolition, excavation, grading and additional structures should be considered in your budget

? What are the high traffic patterns of the area – will you need to add walkways, a sitting wall, or maybe a new deck or stone patio?

o Do you see any landscape elements you wish to change such as the location or size of lawn or garden areas or perhaps the addition or removal of irrigation systems, drainage, planters, gas or propane BBQ/Grills, fireplaces, lighting or water features?

2. Look at every aspect of the job site – are there any items you should add to your list that need to be repaired, replaced or could use some renovation? Again, write these items down on your wish list to discuss with your designer or contractor …

o Does your area drain well – could it use improvement?

Artificial grass installers normally provide full services including excavation, drainage, and the installation and modification of your landscape needs

o Renovations can pose some interesting challenges – keep them in mind! Demolition and removal costs can add dollars in time, labor, hauling, container and dump fees.

To reduce your out-of-pocket expenses, you might invest a bit of sweat-equity in the project. Find out what you can do to help prepare the site for the contractor; it might be as simple as removing an existing lawn area.

3. Learn more about artificial grass materials, how they are made, their uses, typical installation guidelines and any local design or building codes that would require specific action on your part.

As an example, some home owner and merchant (retail and office building) associations require that you submit plans for new projects and gain approval prior to construction.

o For starters, check with your local water provider and see if they offer rebates to property owners that opt-in to replace irrigated areas for draught resistant plants and artificial lawn materials for natural grass. You can locate that information online on ASGi Water Rebate Program Pages.

o No state or county in the US limits the use of artificial grass for landscape or sports use – if you have restrictions, they will be from local organizations that mandate design guidelines for your property. Check with your home owners’ or merchants’ association to see if they have published guidelines for you to follow and can provide you access to online or printed materials; some cities have “design guidelines” you must follow, especially in historic and merchant districts.

Many may request to see samples of job materials and a detailed plans from your contractor or designer. Make sure you ask for samples and budget time in your schedules if you need to respond to such requests.

4. Get familiar with standard installation guidelines for artificial grass and synthetic turf materials manufactured and used for lawns, landscape and putting greens for your area, so you can make an educated decision of which solution and provider to pick. You can download a complimentary copy of the ASGi Standard Installation Guidelines at the end of the article.

o Artificial grass materials are typically sold and marketed by professional installers (contractors) as “systems” of various components and materials integrated together to provide the final look, form and function needed to achieve your project’s goals. Much like a deck, patio or even a pool is engineered and specified using several different types of processes, job materials and 3rd party equipment, an artificial grass installation is more than just the beautiful green blades you see on top after the job is completed.

A professional installer or designer will always consider your local site and soil conditions, environment and weather (rain or snow fall) and use of the area before determining the final specification for your custom project. Without a physical site inspection and an eye on the vision of what you’re trying to achieve, it would be next to impossible for a professional to provide you a “ball-park” quote, over the phone.

o You can easily research the uses and download a copy of standard industry construction guidelines for artificial grass at ASGi – the Association of Synthetic Grass Installers website.

5. Shop for a designer or contractor that is familiar with the installation of synthetic grass and artificial turf. Invite several professionals to your site so that you will have contrast and comparison information to use to complete your decision

o Many states require builders to maintain active licenses to legally contract to install artificial grass products for lawns, landscape and putting greens. You can check with your local builders exchange or license bureau for more specific information for your area or go to ASGi’s US State Contractor’s License Board Index another source of qualified, licensed operators online is ServiceMagic, who prescreens for appropriate licensing, bonds and insurance.

6. Ask to see your prospective contractor’s local work. As with any construction project – there is as much of an art in the workmanship as the craftsmanship of any job.

Ask for contact information on references. Take the time to personally check their references and their workmanship, up close and in person. Arrange for an onsite visit of several installations.

o For business reference checks, at no cost to you, contact the Better Business Bureau – even if a company is not a member, the BBB may have information for you, as well as having referrals for local licensed contractors in your area.

7. Before you move forward with any contractor, get your agreement in writing, signed and dated by both parties. Though a handshake is often considered a legal binding agreement, it’s terribly hard to remember, in the heat of a dispute, who said what to whom and literally impossible to prove. Written, executed contracts and change orders, clearly describing the work, labor, materials and services to be provided are your right, under law – don’t give that right away. They also serve as a great reminder of what was intended and your proof in the event there is a dispute that requires arbitration …

o Many states require the licensed contractor to carry insurance for general liability (in the event of an accident made to property or goods while on your job site), workman’s compensation coverage (for any personal injury that could occur while working on your project) and hold a bond (in the event the contractor defaults and doesn’t not complete the job).

You have every right to ask to see verification of these insurance policies and any license required by law. The name on the contractor’s license should match the business or personal name of the license holder, insurance policies, contract and who you are paying. No one is allowed to “borrow” or “lend” a license.

8. Set a budget – professionally installed projects will cost from 40 to 60% more than “do-it-yourself” projects for valid reasons.

The professionals not only bring the experience and expertise, they bring the right staff, power equipment, tools and materials to get the job done right the first time.

Don’t compromise your project’s success, shop for the right construction partner for you and strike a fair bargain based upon your budget and what feels comfortable for you to invest in your dream project. A seasoned artificial turf installer will bring the right tools and materials and the expertise and experience to properly and professionally install your project for your enjoyment.

Grab a pen and pad of paper so you can take a few notes and write your thoughts down while we guide you through capturing the vision of your new, low maintenance dream lawn, landscape or putting green.

1. What does the area look like to you when it’s finished?

To help you visualize, you might get a hold of garden and landscape magazines and flip through them. Go to home shows to see the exhibits, visit garden and landscape websites and watch programs on TV to help stimulate ideas! Even driving around the local area to see what you are drawn to in other landscape designs can help you build a pallet of ideas upon which to draw up your wish list for your new project.

Thinking things through before you call for an estimate will help you describe to your designer or contractor exactly what you want in the area and, most importantly, it will help them to visualize appropriate solutions to fit your wants and the site’s needs – they are, after all, there to help put their expertise and know how to work for YOU to help build YOUR dream project.

To locate a professional designer in your area, check online with the APLD – Assoc of Professional Landscape Designers for someone near you, in the US.

Important items to consider that can affect artificial grass cost of installation:

A. Access to the job site – stairs, slopes and other obstructions create delays and increase labor charges

B. The site’s preparation needs will determine almost 30% of the cost of your job. Demolition, excavation, grading and additional structures should be considered in your budget

C. What are the high traffic patterns of the area – will you need to add walkways, a sitting wall, or maybe a new deck or stone patio?

1. Do you see any landscape elements you wish to change such as the location or size of lawn or garden areas or perhaps the addition or removal of irrigation systems, drainage, planters, gas or propane BBQ/Grills, fireplaces, lighting or water features?

2. Look at every aspect of the job site – are there any items you should add to your list that need to be repaired, replaced or could use some renovation? Again, write these items down on your wish list to discuss with your designer or contractor

a. Does your area drain well – could it use improvement?
Artificial grass installers normally provide full services including excavation, drainage, and the installation and modification of your landscape needs

b. Renovations can pose some interesting challenges – keep them in mind! Demolition and removal costs can add dollars in time, labor, hauling, container and dump fees.

To reduce your out-of-pocket expenses, you might invest a bit of sweat-equity in the project. Find out what you can do to help prepare the site for the contractor; it might be as simple as removing an existing lawn area.

3. Learn more about artificial grass materials, how they are made, their uses, typical installation guidelines and any local design or building codes that would require specific action on your part.

As an example, some home owner and merchant (retail and office building) associations require that you submit plans for new projects and gain approval prior to construction.

a. For starters, check with your local water provider and see if they offer rebates to property owners that opt-in to replace irrigated areas for draught resistant plants and artificial lawn materials for natural grass. You can locate that information online on ASGi Water Rebate Program Pages.

b. No state or county in the US limits the use of artificial grass for landscape or sports use – if you have restrictions, they will be from local organizations that mandate design guidelines for your property. Check with your home owners’ or merchants’ association to see if they have published guidelines for you to follow and can provide you access to online or printed materials; some cities have “design guidelines” you must follow, especially in historic and merchant districts.

Many may request to see samples of job materials and a detailed plans from your contractor or designer. Make sure you ask for samples and budget time in your schedules if you need to respond to such requests.

4. Get familiar with standard installation guidelines for artificial grass and synthetic turf materials manufactured and used for lawns, landscape and putting greens for your area, so you can make an educated decision of which solution and provider to pick. You can download a complimentary copy of the ASGi Standard Installation Guidelines at the end of the article.

a. Artificial grass materials are typically sold and marketed by professional installers (contractors) as “systems” of various components and materials integrated together to provide the final look, form and function needed to achieve your project’s goals. Much like a deck, patio or even a pool is engineered and specified using several different types of processes, job materials and 3rd party equipment, an artificial grass installation is more than just the beautiful green blades you see on top after the job is completed.

A professional installer or designer will always consider your local site and soil conditions, environment and weather (rain or snow fall) and use of the area before determining the final specification for your custom project. Without a physical site inspection and an eye on the vision of what you’re trying to achieve, it would be next to impossible for a professional to provide you a “ball-park” quote, over the phone.

You can easily research the uses and download a copy of standard industry construction guidelines for artificial grass at ASGi – the Association of Synthetic Grass Installers website.

5. Shop for a designer or contractor that is familiar with the installation of synthetic grass and artificial turf. Invite several professionals to your site so that you will have contrast and comparison information to use to complete your decision

a. Many states require builders to maintain active licenses to legally contract to install artificial grass products for lawns, landscape and putting greens. You can check with your local builders exchange or license bureau for more specific information for your area or go to ASGi’s US State Contractor’s License Board Index another source of qualified, licensed operators online is ServiceMagic, who pre-screens for appropriate licensing, bonds and insurance.

6. Ask to see your prospective contractor’s local work. As with any construction project – there is as much of an art in the workmanship as the craftsmanship of any job.

Ask for contact information on references. Take the time to personally check their references and their workmanship, up close and in person. Arrange for an onsite visit of several installations.

a. For business reference checks, at no cost to you, contact the Better Business Bureau – even if a company is not a member, the BBB may have information for you, as well as having referrals for local licensed contractors in your area.

7. Before you move forward with any contractor, get your agreement in writing, signed and dated by both parties. Though a handshake is often considered a legal binding agreement, it’s terribly hard to remember, in the heat of a dispute, who said what to whom and literally impossible to prove. Written, executed contracts and change orders, clearly describing the work, labor, materials and services to be provided are your right, under law – don’t give that right away. They also serve as a great reminder of what was intended and your proof in the event there is a dispute that requires arbitration:

a. Many states require the licensed contractor to carry insurance for general liability (in the event of an accident made to property or goods while on your job site), workman’s compensation coverage (for any personal injury that could occur while working on your project) and hold a bond (in the event the contractor defaults and doesn’t not complete the job).

You have every right to ask to see verification of these insurance policies and any license required by law. The name on the contractor’s license should match the business or personal name of the license holder, insurance policies, contract and who you are paying. No one is allowed to “borrow” or “lend” a license.

8. Set a realistic budget – professionally installed projects will cost from 40 to 60% more than “do-it-yourself” projects for valid reasons.

The professionals not only bring the experience and expertise, they bring the right staff, power equipment, tools and materials to get the job done right the first time.

Don’t compromise your project’s success, shop for the right construction partner for you and strike a fair bargain based upon your budget and what feels comfortable for you to invest in your dream project. A seasoned artificial turf installer will bring the right tools and materials and the expertise and experience to properly and professionally install your project for your enjoyment.

Cold Call Tips – Close the Deal Before They Close the Door

Cold call tips seem to be on some banned list these days. I think that’s funny…it just means this article’s going to rank just fine in the SERP’s! Read on if you want to close the deal before they close the door.

I’d call this a “No B.S. Guide” to cold-calling, but don’t want to be sued by Dan Kennedy. Nonetheless, here’s a no-strings-to-pull, absolutely free guide to super-charging your canvassing or cold-calling marketing campaigns. How do I know it works? Easy. Our family business went from nothing to about $30/k volume per month in about a year. What follows are the cold call tips to make it happen.

Target Market Find New Movers When You’re at the Door, Sell Without Being a Salesman! Puppy Dogs and Close Ratios

1. Target Market–First off, you need to know your audience. Who has the money to buy your product or service? Who are you selling to? Know your audience. If you don’t know, then if you’re a bit of a luxury service or product, target the folks with deeper pockets. Go to the golf course homes, the homes on the hillside, the places where you’d only dream of living if you don’t already.

2. Find New Movers–Of all the cold call tips, this one’s full of low-hanging fruit, hands-down. If you don’t already target the new movers, then you aren’t marketing yet. Really, plenty of ink and pixels can be spent on this point, but your close ratio with new movers will be something to the order of 3 or 5 times higher than that of your typical cold call. At least that’s how our numbers have looked.

Want a quick and easy way to target them without costing a mint? Drive the good neighborhoods, and the places where you already do business. Make your own list of the homes that are on the market, up for sale. Pay attention and watch when the new movers take up residence. Otherwise, there are plenty of ways to do this, such as finding a good real estate agent who can help you with a list. Shop for a deal, though–list vendors can be pricey.

3. When You’re at the Door, Sell Without Being a Salesman!–Honestly, who wants to open the door and have a sales pitch shoved down their throat? I do this for a living, and I’d be the first to shut the door on you! Tone it down a bit, and come up with a sales pitch that’s conversational. A good opener is something like, “I’m John Doe (only if that’s your name…), and I was just in the neighborhood when I noticed…” Make it real, and low-key, and conversational.

Here’s a good example: “I’m John Deere, I own John Deere Lawncare and we provide excellent lawn care to your neighbors, Mr. and Mrs. Smith. I was just here to see if you’d like to save yourself some time this Spring and let us worry about the hassle of taking care of your lawn?”

It’s brief, to the point, and gives an introduction, answers their question of “Who are you and what do you want?” before they ask it, gives you some literal street cred (you serve their neighbors), and gives them a couple of benefits to hiring you: “save yourself some time,” and “let us worry about the hassle of…”

Cold call tips for hard-nosed cases: if they don’t want or need you, then kick rocks! Be a gentleman about it, or a lady, and remain professional. If they don’t need you now, you don’t want to exclude future business, nor do you want them telling the ‘hood what a jerk you were.

4. Puppy Dogs and Close Ratios–If you know sales, then you know about the “Puppy Dog Close.” If you don’t, it’s a great way to lower sales resistance, which is about 75% to 100% of the sales process. If there are no real objections to signing up to your service, then you should consider it.

Basically, this is a risk-free trial of sorts. You set the limits, but you want your would-be new customer to try you out, make sure you’re legit, and that you are willing to win their business. Give them their first use or product for free–or let them try it out for a time for free. Whatever that looks like for your business, it’s a great way to close the deal before they close the door.

Listen, these are the top-shelf cold call tips to close the deal before they close the door, but not all that you need to learn about marketing. One big element is the tone of voice, another is how to overcome objections. Sales, if anything, is a learning process. Keep your head in the game and keep improving your batting average. Soon enough you’ll see your efforts pay off.

What is the board and why do you need one? The condo board is a group of people who uphold the CC&Rs (covenants, conditions & restrictions), address rule-breakers with warnings, fines and other methods of dealing with infractions, who vote on changes to the CC&Rs, building, policies and other issues associated with the property held in common. You need a board in a condo to make decisions, through an established process, about issues arising in the condo. Whether it is deciding when to replace the roof or mediating a dispute between two neighbors, the condo board performs many necessary tasks that keep the condo running well. Or, at least, it should.

Condo board members should be happy to talk to you about the condo, events, policies, CC&Rs, etc. Be wary of board members who resist all polite inquiries concerning the board and its conduct. While you don’t necessarily want a board that interferes with your daily life, you also don’t want a board that is unapproachable.

How are meetings conducted? You should sit in on one and see. Are they reasonably orderly and productive, or do they devolve into arguments and name-calling? Are there clear procedures that the meeting is conducted by? For instance, one might have a number of “Old Business” issues, some “New Business” issues and a period of time where people can lay issues before the board for consideration.

If the board employs a manager to oversee the day-to-day operations of the condo, how approachable and professional is s/he? Do other residents speak well of the manager’s attitude and handling of the condo’s affairs? One or two disgruntled people out of ten may not be cause for alarm, but if most of the people you speak to are disgruntled about the manager’s conduct, you may well have reason to reconsider having to deal with them on a day-to-day basis.

Another aspect of the condo board is the operating budget and reserve. The operating budget covers things like lawn maintenance, pool care, etc. The reserve is for repair and replacement of things as they inevitably wear out or break. A condo’s reserve and operating budget should be flexible to meet rising costs and emergency issues. A condo that cuts reserve money and amenities to keep dues low may be a cheaper option, but the costs of replacing a roof with no adequate budget for it may require a large assessment from each condo owner. It’s wise to avoid saving money now only having to pay an unexpected levy.

The condo board is an important part of condo life and should be taken into consideration when you are considering a condo for purchase. You could get the best condo in the most ideal location, but if you have a condo board that makes life harder, it detracts from the space that you are paying for. Time taken to ascertain that the condo board is one that you can live with is always well spent.

Here are some questions that you should ask yourself before starting a lawn service business.

Do you have a name for your business?
Do you know what services you will be offering?
Do you know the best way to go about giving estimates?
Do you know how to operate and maintain lawn equipment?
Do you have lawn equipment to use?
How will you haul your equipment?
What will your start up costs be?
Do you know how to schedule proficiently?
Do you have a marketing plan to attract customers?
What will you do in the winter months?
How will you stand out amongst the competition?
Do you know how to keep customers once you get them?
How do you plan on advertising your lawn service business?
Do you know how to get referrals from your clients?
Will you need to hire employees?
Do you know how to screen potential employees?
Do you know how to make maximum profits from your business?

These questions and more should be addressed before you start your lawn service business. By having a plan first and knowing what to expect, you will then be able to start your business without a hitch and be a success.

There are many things to be considered when buying lawn mower parts, and its always helpful to have some advice about the do’s and don’ts that need to be considered, with this in mind lets begin.

DO
Always make sure that any mower parts, or even mowers that are purchased have a warranty, I can not stress this enough, if you have no warranty you have no leg to stand on when it comes to faulty merchandise, if you have no problem with paying out good money for parts that are most probably going to be faulty, and no use to you anyway- that’s fine, otherwise always enquire into the warranty of a product before purchasing.

DON’T
Never buy second hand parts, sure they are cheaper but it is likely they will not be of the quality you desire or will not be covered by a warranty, besides if you buy a part that has been used before, that just means someone has had the best run out of it already. Avoid second hand, pay a little extra for quality.

DO
Seek advice and parts from an approved dealer, it may seem a little more expensive to go through a registered dealer, but they stock the correct parts for your mower and are familiar with the different parts and mowers that they sell. They have had specialist training in their field, you know you can trust their word, it is backed by a huge company.

DON’T
Never use non-brand name parts for your mower, once again they are cheaper, but they aren’t always good quality, if you use a non brand part it is likely that you will void your warranty of your mower, if there is a defect arising from using un-approved parts. It’s not worth the hassle to save a few dollars.

DO
Be wary of companies, that seem non-professional and are offering parts at ‘ridiculously’ low prices, these will either be a scam or the parts will most likely be defective. Think to your self, if it sounds too good to be true, it probably is. If you deal through a large company, or directly through the company you bought your mower from, you know they aren’t going to scam you, then jump up and run away, they have built a product and company name for many years to be where they are now – in the position to offer stability and reliability.

DON’T
Never buy the first part that you see, research, look around see if any reputable companies are offering a good deal for that month, make sure it is an approved dealership, that is one way you can save a few bucks safely, just make sure that the bargain you are buying is exactly what you need, and has a warranty attached to it!

There are many choices available online, when finding parts for your lawn mower, and with proper research and a little know how you can get the best product for your money, and have the information at your fingertips. Keep in mind the do’s and don’ts of buying lawn mower parts when researching and you can’t go wrong!

RENTAL INCOME

Rental income is not as straight-forward as it seems. Sometimes properties are under-rented and sometimes properties are over-rented, so be sure to find out the market rents when you consider a property. When we bought our first fourplex, we looked at comparable leases and realized our rents were too high, so instead of assuming we would continue to receive $3600 of rental income, we had to be realistic and assume it was more like $3200.

MORTGAGE INTEREST

A huge cost is mortgage interest. You should definitely sort out the details of your loan options and get an idea of current rates before running the numbers. It could make or break a deal. If you are getting a duplex or a house, the loans are generally similar to other home loan programs. Triplexes and fourplexes tend to have higher rates, and commercial is a whole other ballgame. One thing to consider is to put more down because the more you put down, the less your loan will be, which means less monthly interest to pay. Another consideration is the type of loan. We usually recommend for people to get a fixed rate mortgage these days because the current ARM (adjustable rate mortgage) rates are not all that much lower than fixed rates.

Basically, just get educated about the loan options and run the numbers with them. Oh, and also, do not just take advice from one mortgage person. The best way to get educated is to talk to a variety of mortgage brokers and banks to find your best solution; not all loan places have the same programs.

TAXES

People frequently use the taxes from the year when they purchased the property, assuming the taxes will stay the same. Taxes change every year. Taxes can go up drastically after a purchase. For example, an owner occupied property usually has tax breaks, so unless you intend to owner occupy too, your taxes will go up.

Also, the county appraisal that your taxes are based on could go up after your purchase. For example, if you buy a property for 100,000 but the tax appraisal last year was for 50,000, don’t count on it remaining at 50,000. In fact, I have seen cases where a year after a property was purchased the tax assessor increased the appraisal value to the purchase price. The safest approach is to look at the tax rate and the purchase price to determine your future taxes.

VACANCY COST

For some reason people tend to forget to take into account vacancy rate. Even when looking to invest in a desirable rental area, it’s best to always take into account at least an 8-10% vacancy rate. Do some investigation, look at your market and find statistics on the average vacancy rate.

TENANT TURNOVER COST

We have personally found the biggest surprise to be the expense of tenant turnover. This includes advertising for a new tenant, cleaning, repainting, replacing carpet, etc. If you expect to have high tenant turnover, like next to a college campus, anticipate this to be a significant cost.

INSURANCE COST

Insurance on investment properties are typically higher than owner occupied, single family properties. So get an insurance quote on

the property instead of basing your expected insurance off of the insurance bill for your house. You also should purchase liability insurance which can be expensive.

MAINTENANCE COSTS

This is by far the most difficult number to estimate. It depends on the property, whether you fix some of the problems yourself or hire outside help, and random luck. So we can’t give you a hard and fast number but we can look into different factors to take into account.

**Property Type – When you evaluate different properties remember to take into account the type of property. If it’s brick you won’t have to paint or worry about wood root. Decks need constant maintenance. A property with wood or concrete floors will be easier to clean and will not have to be replaced when a tenant moves out. Just think about the aspects of the property and their maintenance costs.

**Property Size – A smaller property is easier to maintain than a larger property. For instance, say there are two properties for sale for 200,000 and each have a combined rent of 2000. A property with 2 units and a total of 1000 square feet will be cheaper to maintain than a property with 6 units and 3000 square feet. The larger property will be more expensive to maintain when you are replacing the larger roof, painting the interior walls, etc. Also, more units mean more money spent on advertising, make-readies, and more appliances to repair.

**Property Location – Consider your proximity to the property. If you buy a property 30 miles away, over the course of a year you can spend a decent amount of gas money driving back and forth.

**Your personal management style – How often will you do maintenance work yourself vs hiring help? For instance, when a unit needs painting will you paint the rooms or hire a painter? Hiring professionals is definitely more expensive, but you have to be realistic about how much you will personally do, especially if you are looking at a lot of units.

UTILITY COSTS

Be sure to check what the tenants pay for and what the owner pays for. This includes all the utilities and lawn maintenance. In addition, there may be owner expenses like parking lot lights and trash bin service.

PROPERTY MANAGEMENT COSTS

If you are going to hire a property management company, definitely get their rates. We personally choose properties that we can manage ourselves.

SUMMING THE NUMBERS

We wrote a investment property calculator which is located here Real Estate Calculator . Once you add all the numbers up, you often find the property has 0 cash flow or even negative cash flow. This doesn’t necessarily mean you should not purchase the property. There are positive tax benefits to rental properties and depending on your situation, a property with technically 0 cash flow could still put more money in your pocket due to tax benefits. Also, if you think the property is going to appreciate in the future, a zero or negative cash flow property could still be appealing.

The point here is that if you are buying a property with zero or negative cash flow, it’s best to know beforehand instead of after the property has been purchased.

If you live in an area where the lawns aren’t much bigger than the proverbial postage stamp, you could use a reel mower. These come in a variety of sizes and are usually available as small push mowers. They work by the blades of the reel mower turning and cutting the grass; however, if you do not trim the yard often, this method can become problematic, as the blades will get caught on longer grass – and will be slowed down by grass piles. Keep your lawn cut regularly and this type will be just fine.

If your lawn is average sized, an electric lawn mower is an option. Not only do these mowers cut well, and come either with a long cord or a rechargeable lawn mower battery. They are also good for the environment since they don’t pollute as they cut – unlike most gas mowers, which create a plume of exhaust.

Perhaps you live somewhere that you have a couple of acres. If this is the case for you, then a riding lawn mower may be the answer. These enable you to cut a larger area without as much physical effort. You simply need to be able to drive it. It will do the rest. This is definitely a good option if you live in a place with a hot climate, as cutting your yard with a labor-intensive mower can result in heat exhaustion.

There’s a method of cutting that’s even simpler: use a robot lawn mower. Although these tend to use more gas than does the average mower, they have the benefit that you won’t have to do anything but relax while the machine cuts the grass. Consumer reports claim it can cut the grass in a tennis court sized area in about two hours, which is considerably faster than a push mower.

What if you need something to work on your hobby farm? If you’re growing an acre of hay for the couple of animals you keep, then a sickle mower is the answer, even though these mowers are sometimes portrayed as outdated or only available as antiques. These machines are still used to cut hay. They are available in different sizes so there will be no problem finding one right for you. The other need on a small farm can be trying to keep the growth of brush under control. This is done with a brush mower. You’ll be impressed as it tears through the overgrown brush that you want to be rid of.

Consumer reports will show the lawn mower rating of the machine you’re eyeing. Just remember to put aside something for mower repair and maintenance. That’s the cost of doing the mowing yourself. If you don’t bother to hold money for this purpose, you may find yourself out of luck – and with an out-of-control lawn – in a matter of weeks. If you can’t afford to hold money for mower repairs, you may want to consider hiring a landscaping business to do this for you. If you shop around, you may be able to find one that is relatively affordable.